Ordinance 2025-4717 2025-4717
Minimum Hotel Unit Size Requirements
(AmendedforSecond Reading)
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH,
FLORIDA,AMENDING THE MIAMI BEACH RESILIENCYCODE, BYAMENDING CHAPTER 7,
ENTITLED "ZONING DISTRICTS AND REGULATIONS," ARTICLE I, ENTITLED "GENERAL
TO ALL ZONING DISTRICTS," BY AMENDING SECTION 7.1.5, ENTITLED "UNIT SIZES,"AT
SUBSECTION 7.1.5.2, ENTITLED"UNIT SIZE STANDARDS,' BY MODIFYING THE MINIMUM
LODGING AND HOTEL UNIT SIZES CITY•WIDE; BY AMENDING CHAPTER 7, ENTITLED
"ZONING DISTRICTS AND REGULATIONS;' ARTICLE II, ENTITLED "DISTRICT
REGULATIONS," BY AMENDING SECTION 72.4, ENTITLED "RM-1 RESIDENTIAL
MULTIFAMILY LOW INTENSITY," AT SUBSECTION 7.2.4.3, ENTITLED "DEVELOPMENT
REGULATIONS (RM-1)"; BY AMENDING SECTION 72.5, ENTITLED "RM-2 RESIDENTIAL
MULTIFAMILY,MEDIUM INTENSITY,"AT SUBSECTION 72.5.3,ENTITLED"DEVELOPMENT
REGULATIONS (RM-2)"; BY AMENDING SECTION 72.6, ENTITLED "RM3 RESIDENTIAL
MULTIFAMILY, HIGH INTENSITY," AT SUBSECTION 72.6.3, ENTITLED "DEVELOPMENT
REGULATIONS (RM-3)"; BY AMENDING SECTION 7.2.10, ENTITLED "CD-1 COMMERCIAL,
LOW INTENSITY DISTRICT," AT SUBSECTION 72.10.3, ENTITLED "DEVELOPMENT
REGULATIONS (CD-1)"; BY AMENDING SECTION 7.2.11, ENTITLED "CD-2 COMMERCIAL,
MEDIUM INTENSITY DISTRICT," AT SUBSECTION 7.2.11.3, ENTITLED "DEVELOPMENT
REGULATIONS (C0.2�"; BY AMENDING SECTION 72.12, ENTITLED "CD-3 COMMERCIAL,
HIGH INTENSITY DISTRICT," AT SUBSECTION 7.2.12.3, ENTITLED "DEVELOPMENT
REGULATIONS (CD3)"; BY AMENDING SECTION 72.13, ENTITLED "MIXED USE
ENTERTAINMENT DISTRICT;' AT SUBSECTION 72.13.3, ENTITLED "DEVELOPMENT
REGULATIONS(MXE)"; BYAMENDING SECTION 72.14, ENTITLED"NORTH BEACH TOWN
CENTER-CORE DISTRICT (TC)," BY MODIFYING SUBSECTION 7.2.14.4, ENTITLED
"DEVELOPMENT REGULATIONS (TC)," TO MODIFY THE MINIMUM LODGING AND HOTEL
UNIT SIZE; AND BY MODIFYING SUBSECTION 72.14.6, ENTITLED "TOWN CENTER-
CENTRAL CORE (TGC) DISTRICT," BY REMOVING "MICRO-HOTEL" AS A PERMITTED
USE, ALONG WITH ASSOCIATED REFERENCES; BY AMENDING SECTION 7.2.15,
ENTITLED "PERFORMANCE STANDARD DISTRICT (PS)," AT SUBSECTION 7.2.15.2,
ENTITLED "RESIDENTIAL PERFORMANCE STANDARDS DISTRICTS (R-PS)," TO MODIFY
THE MINIMUM LODGING AND HOTEL UNIT SIZE; AND BY AMENDING SUBSECTION
72.15.3, ENTITLED "COMMERCIAL PERFORMANCE STANDARDS DISTRICTS (C-PS)," TO
MODIFY THE MINIMUM LODGING AND HOTEL UNIT SIZE; AND PROVIDING FOR
CODIFICATION, REPEALER, SEVERABILITY,APPLICABILITY;AND AN EFFECTIVE DATE.
WHEREAS, the health, safety, and well-being of hotel guests are priorities for the City of
Miami Beach (the "City"), and adequate space in hotel rooms is critical to ensuring comfort,
functionality, and accessibility; and
WHEREAS, overcrowded or undersized hotel units can negatively impact a guesPs
experience, leading to reduced satisfaction and potentially harming the City's reputation as a
premier travel destination; and
WHEREAS, increasing minimum hotel unit sizes can enhance the quality of lodging
options, making them more competitive and attractive in both domestic and international markets;
and
Page 1 of n
WHEREAS, larger hotel units contribute to a more inclusive lodging environment by
accommodating individuals and families with diverse needs, including those with disabilities; and
WHEREAS, the amendments set forth below are necessary to accomplish all of the above
objectives.
NOW THEREFORE, BE IT ORDAINED 8Y THE MAYOR AND CITY COMMISSION OF
THE CITY OF MIAMI BEACH, FLORIDA.
SECTION 1. Chapter 7 of the Resiliency Code, entitled "Zoning Districts and Regulations," is
hereby amended as follows:
CHAPTER7
ZONING DISTRICTS AND REGULATIONS
ARTICLE I: GENERAL TO ALL ZONING DISTRICTS
7.1.5 UNIT SIZES
7.1.52 Unit Size Standards
The following unit sizes shall apply. Where these units sizes are in conflict with those associated
with a specific zoning district or overlay district, then those associated with the zoning district or
oveday district shall prevail.
UNIT SIZE TABLE
UNIT TYPE MINIMUM UNIT SIZE MINIMUM AVERAGE UNIT
(Square Feet) SIZE (Square Feet)
Single Family Detached House 1,500 SF (1) N/A
Apartments/Multi-family Units
New Construction 550 SF 800 SF (3) (4)
Non-elderly and elderly low and
moderate income housing 400 SF 400 SF (3) (4)
Workforce Housing 400 SF 400 SF (3) (4)
Rehabilitated Buildings 400 SF 550 SF (3)(4)
�5°!r. 2BB-SF—�S�
Lodging and Hotel Units (-2-) N/A
@5%. 335 SF + (2)
Page 2 of 17
y
UNIT SIZE TABLE
1. Excluding Accessory Building.
2. For contributing hotel structures, located within an individual historic site, a local
historic district or a national register district, which are renovated in accordance with
the Secretary of the Interior Standards and Guidelines for the Rehabititation of Historic
Structures as amended, retaining the existing room configuration and sizes of at least
200 square feet shall be permitted. Additionally, the existing room configurations fo
the above described hotel structures may be modifed to address applicable life-safety
and accessibility regulations, provided the 200 square feet minimum unit size is
maintained, and provided the maximum occupancy per hotel room does not exceed 4
persons. Hotel units within rooftop additions to contributing strucWres in a historic
district and individually designated historic buildings-299 335 square feet.
3. The number of units may not exceed the maximum density set forth in
the
4. Developments located in zoning districts that do not prohibit the short-term rental of
residential apartment units shall be eligible for an exemption from the average unit
size requirements established above, subject to the following conditions:
. Density. The development shall not be permitted to exceed the maximum
residential density established in the . . or Land
Development Regulations.
. Minimum Unit Size. This incentive shall not be construed to permit any
unit that is smaller than the minimum allowable unit size for the type of
unit being praposed.
. Covenant. In order to be eligible for this voluntary average unit size
incentive, the property owner, at the owner's sole discretion, shall
voluntarily execute a reshictive covenant running with the land, in a form
approved by the City Attorney, affirming that in perpetuity no residential
units on the property shall be leased or rented for a period of less than six
months and one day.
ARTICLE II: DISTRICT REGULATIONS
72.4 RM-1 RESIDENTIAL MULTIFAMILY LOW INTENSITY
7.2.4.3 DEVELOPMENT REGULATIONS (RM-1)
a. The development regulations in the RM-1 residential multifamily, low density district are as
follows:
DEVELOPMENT REGULATIONS TABLE (RM-1)
Maximum FAR 125
Page 3 of 17
DEVELOPMENT REGULATIONS TAB�E (RM-7)
west side of Collins Avenue beriveen 76th and 79th Streets
(MAP EXHIBIT-5) ��4
Public and private institutions:
Lot area equal to or less than 15,000 square feet �25
Public and private institutions:
lot area greater than 15,000 square feet ��4
60 DUA (80% bonus for
Maximum Density(Dwelling Units per Acre) workforce or affordable
units)
MINIMUM UNIT SI2E (SQUARE FEET)
Single Family Detached House 1,800 SF (4)
Apartments/Multi-family Units
New Construction 550 SF
Non-elderly and elderly low and moderate income housing q00 SF
Workforce Housing 400 SF
Rehabilitated Buildings 400 SF
0
Lodging and Hotel Units �^�335 SF + (5)
Hotel units within rooRop additions to contributing structures
in a historic district and individually designated historic �gg 335 SF
buildings —
(5) For contributing hotel structures, located within an individual historic site, a local
historic district or a national register district, which are renovated in accordance with the
Secretary of the Interior Standards and Guidelines for the Rehabilitation of Historic
Structures as amended, retaining the existing room configuration and sizes of at least 200
square feet shall be permitted. Additionally, Ihe existing room configurations for the above
described hotel structures may be modified to address applicable life-safety and
accessibility regulations, provided the 200 square feet minimum unit size is maintainetl,
and provided ihe maximum occupancy per hotel room does not exceed 4 persons.
7.2.5 RM-2 RESIDENTIAL MULTIFAMILY, MEDIUM INTENSITY
7.2.5.3 DEVELOPMENT REGULATIONS (RM-2)
Page 4 of 17
a. The development regulations in the RM-2 residential multifamily, medium
intensity district are as follows:
DEVELOPMENT REGULATIONS TABLE (RM-2)
Maximum FAR 2.0
100 DUA (80%
Maximum Density(Dwelling Units Per Acre) bonus for workforce
or affordable units)
MINIMUM UNIT SIZE (SQUARE FEET)
Single Family Detached House 7,800 SF (2)
Apartments/Multi-family Units
New Construction 550 SF
Non-elderly and elderly low and moderate income housing q00 SF
Workforce Housing 400 SF
Rehabilitated Buildings 400 SF
0
Lodging and Hotel Units
�°� 335 SF + (3)
For hotel structures located within the Collins Park District generally
bounded by the on the eas[, the east side of
Washington Avenue on the west, 23rd Street on the north, and 17th 335 SF
Street on the south (MAP EXHIBIT-11) —
Hotel units wilhin rooftop additions to contributing structures in a
historic district and individually designated historic buildings �99 335 SF
(3) For contributing hotel structures, located within an individual historic site, a local
historic district or a national register district, which are renovated in accordance with
the Secretary of the Interior Standards and Guidelines for the Rehabilitation of Historic
Structures as amended, retaining the existing room confguration and sizes of at least
200 square feet shall be permitted. Additionally, the existing room configurations for
the above described hotel structures may be modifed to address applicable life-safety
and accessibility regulations, provided the 200 square feet minimum unit size is
maintained, and provided the maximum occupancy per hotel room does not exceed 4
persons.
72.6 RM3 Residential Multifamily, High Intensity
7.2.6.3 DEVELOPMENT REGULATIONS (RM3)
Page 5 of 17
a. The development regulations in the RM-3 residential multifamily, medium intensity
district are as follows:
DEVELOPMENT REGULATIONS TABLE (RM3)
Maximum FAR
Lot area equal to or less than 45,000 square feet z zg ��� �p�
Lot area greater than 45,000 square feet Z �g ��� �Z�
Oceanfront lots with lot area greater than 45,000 square feet 3.0 (1) (2)
Maximum Density(Dwelling Units per acre) 'I50 DUA (80% bonus for
workforce or affordable units)
MINIMUM UNIT SIZE (SQUARE FEET)
Single Family Detached House �,800 SF (7)
partments/Multi-family Units
New Construction 550 SF
Non-elderly and elderly low and moderate income housing 400 SF
Workforce Housing 400 SF
Rehabilitated Buildings 400 SF
0
Lodging and Hotel Units �3"� 335 SF + (g)
Hotel units within rooftop additions to contributing structures in a
historic district and individually designated historic buildings � 335 SF
(8) For contributing hotel structures, located within an individual historic site, a local
historic district or a national register district, which are renovated in accordance with the
Secretary of the Interior Standards and Guidelines for the Rehabilitation of Historic
Structures as amended, retaining the existing room configuration and sizes of at least 200
square feet shall be permitted. Additionally, the existing room confgurations for the above
described hotel structures may be modified to address applicable life-safety and
accessibility regulations, provided the 200 square feet minimum unit size is maintained,
and provided the maximum occupancy per hotel room does not ezceed 4 persons.
7.2.10 CD-1 Commercial, Low Intensity District
7.2.10.3 DEVELOPMENT REGULATIONS (CD-1)
Page 6 of 17
a. The development regulations in the CD-7 Commercial, Low Intensity District are
as follows:
DEVELOPMENT REGULATIONS TABLE (CD-1)
Maximum FAR �.0
Mixed Use Buildings (When more than 25 percent (25%) of
the total area of a building is used for residential er-hetel � 25
units)
60 DUA (80% bonus for
Maximum Density (Dwelling Units per Acre) workforce or affordable
units)
MINIMUM UNIT SIZE (SQUARE FEET)
Apartments/Multi-family Units
New Construction 550 SF
Non-elderly and elderly low and moderate income housing q00 SF
Workforce Housing 400 SF
Rehabilitated Buildings 400 SF
��
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7.2.11 CD-2 Commercial, Medium Intensity Distrid
7.2.'11.3 DEVELOPMENT REGULATIONS (CD-2)
a. The development regulations in the CD-2 Commercial, Medium Intensity District
are as follows:
DEVELOPMENT REGULATIONS TABLE (CD-2)
Maximum FAR 1.5 (5)
Mixed Use Buildings (When more than 25 percent (25%) of the total Z 0 (5)
area of a building is used for residential or hotel units)
Page 7 of 17
DEVELOPMENT REGULATIONS TABLE (CD-2)
100 DUA (80%
Maximum Density (Dwelling Units Per Acre) bonus for workforce
or affordable units)
MINIMUM UNIT SIZE (SQUARE FEET)
Apartments/Multi-family Units
New Construction 550 SF
Non-elderly and elderly low and moderate income housing 400 SF
Workforce Housing 400 SF
Rehabili[ated Buildings 400 SF
3�°k�.-�'98-�-2�3
Lodging and Hotel Units �{6j
@5°k-335 SF + (6)
For� hotel structures located within the Collins Park
District, generally bounded by the on the east, �gg 335 SF
the east side of Washington Avenue on the west, 23rd Street on the —
north, and 17th Street on the south (MAP EXHIBIT-7)
Hotel units within rooftop additions to contributing structures in a �gg 335SF
historic district and individually designated historic buildings —
(6) For contributing hotel structures, located within an individual historic site, a local
historic district or a national register district, which are being renovated in accordance
with the Secretary of the Interior Standards and Guidelines for the Rehabilitation of
Historic Slructures as amended, retaining the existing room configuration shall be
permitted, provided all rooms are a minimum of 200 square feet. Additionally, ezisting
room configurations for the above-described hotel structures may be modified to
address applicable life-safety and accessibility regulations, provided the 200 square
feet minimum unit size is maintained, and provided the maximum occupancy per hotel
room does not exceed 4 persons. In addition, the minimum hotel unit size for a property
formerly zoned HD is 259 335 square feet, provided that the property does not exceed
25,000 square feet as of March 23, 2019.
7.2.11.5 WASHINGTON AVENUE (CD-2)
c. Additional Regulations (Washington Ave-CD-2)
1. The maximum frontage for nightclubs and dance halls, located at the ground level
shall not exceed 25 feet in width unless such a space has a certificate of use for
Page 8 of 17
i
nightclub or dance hall, or unless a valid license was issued after January 1, 2011,
and before the date of adoption of the ordinance codified in this section for the use
of such space as a nightclub or dance hall.
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72.12 CD3 Commercial, High Intensity District
72.12.3 DEVELOPMENT REGULATIONS (CD3)
a. The development regulations in the CD-2 Commercial, Medium Intensity District
are as follows:
DEVELOPMENT REGULATIONS TABLE (CD3)
Maximum FAR
Lot area equal to or less than 45,000 SF 225
Lot area greater than 45,000 SF 2J5
Lots located between Drexel Avenue and Collins Avenue and 2 �5
between t6lh Street and '17th Street (MAP EXHIBIT-5)
Residential and hotel development within the architectural district 2.5
150 DUA(80%
Maximum Density (Dwelling Units per Acre) bonus for workforce
or affordable units)
MINIMUM UNIT SIZE (SQUARE FEET)
Page 9 of 17
DEVELOPMENT REGULATIONS TABLE (CD-3)
Apartments/Multi-family Units
New Construction 550 SF
Non-elderly and elderly low and moderate income housing 400 SF
Workfarce Housing 400 SF
Rehabilitated Buildings 400 SF
°35-k-3'. B9-�F--3�
Lodging and Hotel Units S�{4�
@�°� 335 SF + (4)
For hotel structures located within the Collins Park District, generally
bounded by the on the east, the east side of �qg 335 SF
Washington Avenue on the west, 23rd Street on the north, and �7th
Street on the south (MAP EXHIBIT-12)
For new hotel units within atlached or detached additions to
contributing buildings on the north side of Lincoln Road, between
Pennsylvania Avenue and Lenox Avenue (MAP EXHIBIT-13), with 2A9 335 SF
at least 5 percent (5%) of the total floor area dedicated to amenity
space
Hotel units within rooftop additions to contributing structures in a 335 SF
historic district and individually designated historic buildings —
(4) For contributing hotel structures, located within an individual historic site, a local
historic district or a national register district, which are renovated in accordance with
the Secretary of the Interior Standards and Guidelines for the Rehabilitation of Historic
Structures as amended, retaining the existing room configuration and sizes of at least
200 square feet shall be permitted. Additionally, the existing room configurations for
the above described hotel structures may be modifed to address applicable life-safety
and accessibility regulations, provided the 200 square feet minimum unit size is
maintained, and provided the maximum occupancy per hotel room does not exceed 4
persons.
72.13 MXE Mixed Use Entertainment District
7.2.13.3 DEVELOPMENT REGULATIONS (MXE)
Page 10 of 17
�
a. 7he development regulations in the MXE Mixed Use Entertainment District are as
follows:
DEVELOPMENT REGULATIONS TABLE (MXE)
Maximum FAR 2.0
Convention hotel development 3.5
100 DUA (80% bonusfor
Maximum Density(Dwelling Units per Acre) workforce or affordable
units)
MINIMUM UNIT SIZE (SQUARE FEET)
Apartments/MWti-family Units
New Construction 500 SF
Non-elderly and elderly low and moderate income housing 400 SF
Workforce Housing 400 SF
Rehabilitated Buildings 400 SF
a
Lodging and Hotel Units ��� 335 SF +
Hotel Units (in a local historic districVsite) 200 SF
Hotel Units within rooftop additions or within ground level
additions to contributing structures in a historic district and gqg 335 SF
individually designated historic buildings —
7.2.14 North Beach Town Center-Core District (TC)
7.2.14.4 DEVELOPMENT REGULATIONS (TC)
a. The development regulations in the TC-1, TC-2 and TC-3 town cente�districts are as
follows:
DEVELOPMENT REGULATIONS TABLE (TC-1 TOWN CENTER CORE)
225 - For lots equal to or less than 45,000
square feet
Maximum FAR 275 - For lots greater than 45,000 square
feet.
Maximum Density(Dwelling Units per Acre) �50 DUA (80°/o bonus for workforce or
affordable units)
MINIMUM UNIT SIZE (SQUARE FEET)
Page 11 of 17
!
DEVELOPMENT REGULATIONS TABLE (TC-1 TOWN CENTER CORE)
partments/Multi-family Units
New Construction 550 SF
Non-elderly and elderly low and moderate
income hausing 400 SF
Workforce Housing 400 SF
Rehabilitated Buildings 550 SF
���
Lodging and Hotel Units gs�� 335 SF +
DEVELOPMENT REGULATIONS TABLE (TC�2 TOWN CENTER MIXED-USE)
Maximum FAR 1.5
Mixed-Use Buildings (where more than 25 percent(25%)
of the total area of a building is used for residential or hotel z �
units)
100 DUA (80% bonus for
Maximum Density (Dwelling Units per Acre) workforce or affordable
units)
MINIMUM UNIT SIZE (SQUARE FEET)
Apartments/Multi-family Units
New Construction 550 SF
Non-elderly and elderly low and moderate income housing qp0 SF
Workforce Housing 400 SF
Rehabilitated Buildings 550 SF
a3;6-39B-SF—'�',�5�
Lodging and Hotel Units � ; 335 SF +
DEVELOPMENT REGULATIONS TABLE (TC-3 TOWN CENTER RESIDENTIAL OFFICE)
Maximum FAR 1.25
Maximum Density(Dwelling Units per Acre) 60 DUA (80°/o bonus for workforce or
affordable units)
MINIMUM UNIT SIZE (SQUARE FEET)
partments/Multi-family Units
New Constructian 550 SF
Non-elderly and elderly low and moderate
income housing 400 SF
Workforce Housing 400 SF
Page 12 of 17
�
DEVELOPMENT REGULATIONS TABLE (TC3 TOWN CENTER RESIDENTIAL OFFICE)
Rehabilitated Buildings 400 SF
o .
Lodging and Hotel Units g���335 SF +
7.2.14.6 Town Center-Central Core (TC-C) District
b. Uses (TGC) � * *
1. The main permitted, accessory, condi[ional and prohibited uses are as
follows:
USES TABLE (TC-C
RESIDENTIAL
Single family detached dwelling p
partments P"
ownhomes P'
Co-living P'
Live-work P'
LODGING
Hotels P'
Micro-hotel RPro
'See Supplemental Use Regulations below
c. Development Regulations (7C-C)
The development regulations for the Town Center Central Core District are as follows:
DEVELOPMENT REGULATIONS TABLE (TC-C (TOWN CENTER CENTRAL CORE))
Maximum FAR 3.5
Maximum Densiry(Dwelling 150 DUA(80% bonus for workforce or affordable units) (4)
Units per Acre) (5)
MINIMUM UNIT SIZE (SQUARE FEET)
partments/Multi-family Units
New Construction 550 SF
Non-elderly and elderly
low and moderate 400 SF
income housing
Page 13 of 17
a
DEVELOPMENT REGULATIONS TABLE (TC•C (TOWN CENTER CENTRAL CORE))
Workforce Housing q00 SF
Rehabilitated Buildings q00 SF
Co-living Units 375 SF with a minimum of 20% of the gross floor area of the
building consisting of amenity space on the same site. (6)
Lodging and Hotel Units
Hotel Units �gg 335 SF
— a
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(6) Amenity space includes the following types of uses, whether indoor or outdoor,
including roof decks: restaurants; bars; cafes; kitchens; club rooms; business center,
retail; screening rooms;fitness center, spas; gyms; pools; pool decks; and other similar
uses whether operated by the condo or another operator. Bars and restaurants shall
count no more than 50 percent (50%) of the total co-living amenity space
requirements. T�,.� ,,.,�r,.� ..,.,., �.. ,.,...,��..,.a .�.� ��.. .,..,....�.�,.� r,.. ..,�,..,. �,..,....
^�^�'^a •�^��'^^'� �^^' '^^'� ^ ^"� �� ^ �^^^«. No variances are permitted from
these provisions.
(7) Amenity space includes the following types of uses, whether indoor or outdoor,
including roof decks: restaurants; bars; cafes; hotel business center, hotel retail;
screening rooms; fiMess center, spas; gyms; pools; pool decks; and other similar uses
customarily associated with a hotel uses whether operated by the hotel or another
operator. Bars and restaurants shall count no more than 50 percent (50%)of the total
amenity space requirements. These amenities may be combined with the amenities
for co-living units, provided residents and hotel guests have access. No variances are
permitted from these provisions.
7.2.15 PERFORMANCE STANDARD DISTRICT (PS)
7.2.15.2 RESIDENTIAL PERFORMANCE STANDARDS DISTRICTS (R-PS)
F. Residential Performance Standard Area Requirements (R-PS)
The development standards for residential performance standard districts are as follows:
DEVELOPMENT REGULATIONS TABLE (R-PS)
R-PS1 R-PS2 R-PS3 R-PS4
Maximum FAR 125 1.50 1.75 2.0
Page 14 of 17
I
DEVELOPMENT REGULATIONS TABLE (R-PS)
57 DUA (SO°/a 70 DUA(80% 85 DUA (80% 102 DUA (80%
Maximum Density bonus for bonus for bonus for bonus for
(Dwelling Units per Acre) workforce or workforce ar workforce or workforce or
affordable units) affordable units) affordable units) affordable units)
MINIMUMUNITSIZES R-PS1 R-PS2 R-PS3 R-PS4
(SQUARE FEET)
Apa rtme nts/M u Iti-fam ily
Units
New Construction 7p0 SF 650 SF 600 SF 550 SF
Non-elderly and
elderly low and
moderate income 400 SF
housing
Workforce Housing qp0 SF
Rehabilitated
Buildings 400 SF
o . o
Lodging and Hotel Units N/A N/A 2�5-5� 2�5-5�
° : 335SF + � : 335SF +
72.'15.3 COMMERCIAL PERFORMANCE STANDARDS DISTRICTS (C-PS)
F. Commercial Pertormance Standard Area Requirements (C-PS)
The development standards for residential performance standard districts are as follows:
DEVELOPMENT REGULATIONS TABLE (C-PS)
GPSi C-PS2 GPS3 C-PS4
1.0
1.5 for the
Block 51
Properties
(MAP
Maximum FAR EXHIBIT-3) Z 0 2.5 2.5
and Block 52
Properties
(MAP
EXHIBIT-5)
2.0 for the
Block �
Page 15 of 17
DEVELOPMENT REGULATIONS TABLE (C-PS)
Properties
(MAP
EXHIBIT-6)
2.5 (6) (except on the
Goodman Terrace and
Hinson Parcels (MAP
EXHIBIT-7), the FAR shall 2 5 (6) (open
be that necessary to space ratio
FAR Residential and/or achieve 305,500 square shall be 0.60
hotel development 1.5 (4) 1.75 (5) feet (estimated at 32 measured at
FAR), and 300 feet height or above
maximumforthe 9rade)
Goodman Terrace and
Hinson Parcels, and open
space ratio 0.60 measured
at or above grade)
80 DUA (80% 106 DUA 125 DUA
bonus for �80% banus 125 DUA(80°/a bonus for (80% bonus
Maximum Density Workforce or for Workforce or affordable for workforce
(Dwelling Units per Acre)affordable �✓orkforce or units) or affordable
units) affordable units)
units)
MINIMUMUNITSIZES C-PS1 C-PS2 C-PS3 C-PS4
(SQUARE FEET)
Apa rtme nts/M u Itifam i ly
Units
New Construction 650 SF 600 SF 550 SF 550 SF
Non-elderly and
elderly low and
moderate income 4�0 SF
housing
Workforce
Housing 400 SF
Rehabilitated
Buildings 400 SF
Lodging and Hotel Units 85�h 335��SF + �
SECTION 2. REPEALER.
All ordinances or parts of ordinances and all section and parts of sections in conflict
herewith be and the same are hereby repealed.
SECTION 3. CODIFICATION.
It is the intention of the City Commission, and it is hereby ordained that the provisions of
Page i 6 of 17
i
this ordinance shall become and be made part of the Code of the City of Miami Beach as
amended; that the sections of this ordinance may be renumbered or relettered to accomplish such
intention; and that the word "ordinance" may be changed to "section" or other appropriate word.
SECTION 4. SEVERABILITY.
If any section, subsection, clause or provision of this Ordinance is held invalid, the
remainder shall not be affected by such invalidity.
SECTION 5. APPLICABILITY
The Ordinance shall not apply to properties fronting Washington Avenue that have an
active land use board application, with a hearing fle number, and where a notice to proceed to
public hearing has been issued by the City no later than July 1, 2024.
SECTION 6. EFFECTIVE DATE.
This Ordinance shall take effect ten days followinAg adoption.
PASSED AND ADOPTED this �3 day of Hpr� � , 2025.
D �"`i^Ti�---
Steven Meiner, Mayor
ATTEST: ,{
-�/I APR 2 9 2025
� �
Rafael'E. Granado, City Clerk.
APPROVED AS TO �,g_�.c
,�`� .S. FORM AND LANGUAGE
���� & FO CUTION
IM[ORP OAAIE'J'
�'��..... ' 3/'�LIz.Ls—
'.,CYH 26,�q
' Clty Attorney �� Date
Sponsor. Commissioner Kristen Rosen Gonzalez
First Reading: February 26, 2025
Second Reading: prii 23,�5 5ponsored by CommissionerKnsten Rosen Gonzalez
CoSponsored by Commissioner David Suarez
Verified by: CoSponsored by Commissioner Joseph Magazine
Thomas R. Mooney, AICP
Planning Director
T:Wgentla�2025\04 April 23,2025\Planning\Minimum Hotel Unit Size Requiremen[s-Secontl ReaEing ORO4ocx
Page 17 of 17
Ordinances - RS H
MIAMI BEACH
COMMISSION MEMORANDUM
TO: Honorable Mayor and Members of the City Commission
FROM: Eric Carpenter, City Manager
DATE: April 23, 2025 9:35 a.m. Second Reading Public Hearing
TITLE: MINIMUM HOTEL UNIT SIZE REQUIREMENTS
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF
MIAMI BEACH, FLORIDA, AMENDWG THE MIAMI BEACH RESILIENCY CODE,
BY AMENDING CHAPTER 7, ENTITLED "ZONING DISTRICTS AND
REGULATIONS; ARTICLE I, ENTITLED "GENERAL TO ALL ZONING
DISTRICTS," BY AMENDING SECTION 7.1.5, ENTITLED "UNIT SIZES," AT
SUBSECTION 7.L52, ENTITLED"UNIT SIZE STANDARDS,"BV MODIFYING THE
MINIMUM LODGING AND HOTEL UNIT SIZES CITY-WIDE; BY AMENDING
CHAPTER 7, ENTIT�ED "ZONING DISTRICTS AND REGULATIONS,"ARTICLE II,
- ENTITLED "DISTRICT REGULATIONS," BY AMENDING SECTION 72.4,
ENTITLED "RM-7 RESIDENTIAL MULTIFAMILY LOW INTENSITY," AT
SUBSECTION 7.2.4.3, ENTITLED "DEVELOPMENT REGULATIONS (RM-i)"; BY
AMENDING SECTION 7.2.5, ENTITLED "RM-2 RESIDENTIAL MULTIFAMILY,
MEDIUM WTENSIN," AT SUBSECTION 72.5.3, ENTITLED "DEVELOPMENT
REGULATIONS (RM-2)"; BY AMENDING SECTION 72.6, ENTITLED "RM-3
RESI�ENTIAL MULTIFAMILY, HIGH INTENSITY," AT SUBSECTION 72.6.3,
ENTITLED "DEVELOPMENT REGULATIONS (RM-3)"; BY AMENDING SECTION
72.1q ENTITLED "CD-1 COMMERCIAL, LOW INTENSITY DISTRICT," AT
SUBSECTION 7.2.10.3, ENTITLED "DEVELOPMENT REGULATIONS (CD-1)"; BY
AMENDING SECTION 7.2.71, ENTITLED "CD-2 COMMERCIAL, MEDIUM
INTENSITY DISTRICT," AT SUBSECTION 7.2.11.3, ENTITLED "DEVELOPMENT
REGULATIONS (CD-2)"; BY AMENDING SECTION 72.12, ENTITLED "CD-3
COMMERCIAL, HIGH INTENSITY DISTRICT," AT SUBSECTION 72.12.3,
ENTITLED "DEVELOPMENT REGULATIONS (CD-3)"; BY AMENDING SECTION
72.13, ENTITLED "MIXED USE ENTERTAINMENT DISTRICT," AT SUBSECTION
7.2.13.3, ENTITLED "DEVELOPMENT REGULATIONS (MXE)"; BY AMENDING
SECTION 72.14, ENTITLED "NORTH BEACH TOWN CENTER-CORE DISTRICT
(TC)," BY MODIFYING SUBSECTION 72.14.4, ENTITLED 'DEVELOPMENT
REGULATIONS (TC)," TO MODIFY THE MINIMUM LODGING AND HOTEL UNIT
SIZE; AND BY MODIFVING SUBSECTION 72.14.6, ENTITLED "TOWN CENTER-
CENTRAL CORE (TGC) DISTRICT," BY REMOVING "MICRO-HOTEL" AS A
PERMITTED USE, ALONG WITH ASSOCIATED REFERENCES; BY AMENDING
SECTION 7.2.15, ENTITLED "PERFORMANCE STANDARD DISTRICT (PS)," AT
SUBSECTION Z2.15.2, ENTITLED 'RESIDENTIAL PERFORMANCE
STANDARDS DISTRICTS (R-PS)," TO MODIFY THE MINIMUM LODGING AND
HOTEL UNIT SIZE�, AND BY AMENDMG SUBSECTION 72.15.3, ENTITLED
"COMMERCIAL PERFORMANCE STANDARDS DISTRICTS (C-PS),"TO MODIFY
THE MINIMUM LODGING AND HOTEL UNIT SIZE; AND PROVIDING FOR
CODIFlCATION, REPEALER, SEVER481LITY, APPLICABILITY; AND AN
EFFECTNE DATE.
RECOMMENDATION
The Adminisiretion recommends Ihat the Mayor and Ciry Commission (City Commission) adopt
the ordinance.
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BACKGROUND/HISTORY
On June 26, 2024, a�the request of Commissioner Kristen Rosen Gonzalez,the City Commission
referred a proposal to modify minimum hotel unit size requirements (C4 O) to the Land Use and
Suslainability Committee (LUSC) and lhe Planning Board. On OUober 14, 2024, the WSC
discussed [he item and recommended that the Planning Board transmi� an ordinance to the City
Commission in accordance with the �ollowing�.
1. Remove ihe 85% and 15% thresholds for minimum hotel unit size in all applicable zoning
disVicts and establish a uniform minimum hotel unit size of 335 square (eet, exclusive of
established exception areas.
2. Remove the current allowance of micro-hotel units, with a minimum unil size of 175 square
(eet, in the TGC dis[nc[.
ANALYSIS
Citywide, the following are the current regulations applicable to the minimum unit size for hotel
unils, as set forth in the LDRs:
• 85% of ho�el units within a site have a minimum unit size o(335 squa�e(eet and 15°/ of hotel
units wilhin a site have a minimum unit size of 300 square feet.
• For contributing hotel structures, located within an individual historic site, a local hisloric
dis�rict or a national register district, which are renovated in accordance with Ihe Secre�ary of
the In[erior Standards and Guidelines for Ihe Rehabilita�ion of Historic StrucW res as amended,
retaining the exisling room confguration and sizes of at leas[ 200 square feet shall be
pertnitted. Additionally, the existing room confgure�ions for these hotel slructures may be
modified to address applicable lite-sa/ety and accessibility regulations, provided the 200
square feet minimum unit size is maintained, and provided the maximum occupancy per hotel
room does not exceed 4 persons.
• For hotel units within rooftop additions to coniributing s�ructures in a historic disirict and
individually designated historic buildings ihe minimum unit size is 200 square teet.
The following are the exceptions lo the above noted minimum hotel unit size requirements�.
RM-2 District:
• For hotel strucWres located within Ihe Collins Park District generally bounded by the erosion
control line on ihe east, the east side of Washington Avenue on the west, 23rd Streel on the
north, and 17th SVeet on the south: 200 square feet.
CD-2 District�.
• For hotel strucWres located within the Collins Park District generally bounded by the erosion
control line on Ihe east, the east side of Washington Avenue on the west, 23rd Street on Ihe
north, and 17th Street on [he south: 200 square feet.
• For a property formerly zoned HD the minimum hotel unit size for is 250 square fee[, provided
ihat the property does not exceed 25,000 square feet as of March 23, 2019.
• For properties on Washington Avenue from 5'"Street to 16'"SlreeC For new hotel construction
or conversion to ho�el use,�he minimum hotei room uni�size may be 175 square feet, provided
that:
1943
1. A minimum of 20 percent (20%) of the gross Floor area o( the hotel consists of hotel
ameniry space that is physically connected to and directly accessed from the hotel. Hotel
amenity space includes Ihe following types of uses, whether indoor or outdoor, induding
roof decks: restauraMs; bars; cafes; hotel business center, hotel retail; screening rooms;
fitness cen[er, spas; gyms; pools; pool decks; antl other similar uses customarily
associated wi[h a hotel. Bars and res[aurants shall count no more than 50 percent (50%)
o(�he total ho�el amenity space requirements.
2. Windows shall be required in all hotel rooms and shall be of dimensions that allow
adequate natural lighting, as determined by the historic preservation board.
CD3 District:
. For hotel sVucWres loca�ed wilhin the Collins Park District generally bounded by the
erosion control line on lhe east, the east side of Washington Avenue on lhe west, 23rd
SVeel on the north, and 17th S[reet on the south�. 200 square feel.
• For new hotel units within attached or detached additions to contributing buildings on Ihe
north side of Lincoln Road, between Pennsylvania Avenue and Lenox Avenue, with at
least 5 percent (5%)of the total floor area dedicated to ameniry space: 200 square feet.
TGC Dislrict
. Hotel units: 300 square feet.
• Micro-hotel units: 175 square feet, provided that a minimum of 20%of ihe gross floor area
of the building consists of amenity space [ha[ is physically connected to and tlirectly
accessed from [he micro-hotel uni[s withoul lhe need to exit the parcel.
CurrenNy, most new holel moms in Ihe cily are required to have a minimum unit size of 335 square
feet As recommended by the WSC, the ordinance presen�ed at First Reading removed Ihe
cwrent allowance(or up to 15% of hotel units within a project to have a minimum unit size of 300
square feet,which required all new hotel rooms, other than those within the exception areas noted
above, to be al least 335 square feet Additionally, as further recommended by lhe LUSC, lhe
provision for micro-hotel units(minimum unit size of 175 square feet)has been removed from the
TGC district.
Lastly, as a clean-up to the CD-1 regulations,where hotel use is not permitted, references to hotel
units and minimum hotel unit sizes has 6een eliminated.
PLANNING BOARD REVIEW
On February 4, 2025, the Planning Board held a public hearing and transmitted the proposed
ortlinance to the Cily Commission with a favorable recommendation (6-0).
UPDATE
The subject ordinance was approved at First Reading on February 26, 2025, subject to the
removal of all existing exceptions thal allowed hotel units less than 335 square feet, exclusive of
ihe current hotel unit size requirements for conUibuting buildings in historic disVicts. The attached
ordinance for Second Reading has been modified to include these revisions.
FISCAL IMPACT STATEMENT
No Fiscal Impac[ Expected
Does this Ordinance reouire a Business Imoact Estimate� Yes
1944
(FOR ORDINANCES ONLY)
If applicable, the Business Impact Estimate (BIE) was published on: 3/1 812 0 2 5
See BIE at htlps:llwww.miamibeachfl.aovlcity-halllcity-clerklmeetinq-no[icesl
FINANCIAL INFORMATION
Not Applicable
CONCWSION
The Administration recommends that the City Commission adopt the ordinance.
ADDlicable Area
Cirywide
Is this a "Residents Riaht to Know" item. Is this item related to a G.O. Bond
oursuant to Citv Code Section 2-77� Proiect?
Yes No
Was this Aqenda Item initiallv reQuested bv a lobbvist which as defined in Code Sec 2-081
includes a orincipal enqaaed in lo6bvinq? No
If so, specify the name of lobbyist(s) and principal(s)�.
Deoartment
Planning
SpOn50f(S)
Commissioner Kristen Rosen Gonzalez
Co-soonsorlsl
Commissioner David Suarez
Commissioner Joseph Magazine
Gondensed Title
9:35 a.m. 2nd Rdg, Minimum Hotel Unit Size Requirements. (KRG/DS/JM) PL 5/7
Previous Action fFor Citv Clerk Use Onlv)
First Reading Public Hearing on 2/26I2025- RS C
1945